Above, is a concept
rendering, side elevation of the property as a Brew-Pub, or microbrewery, or
just a restaurant.

The main brick
building has no insulation on
the walls or ceiling (except the cold box). Walls are exposed brick. Wood rafters support
a flat roof, maybe skylights in future.

The building can be easily
adapted to office, retail, a
combination thereof and/or other uses.

The main building features large
windows that can be used or covered over. This concept presents a plan
whereby the patio area might be enclosed to generate about another 2,500 sq. ft.
of space.

PRICE: $395,000 (which is
less than the assessed value for the land). Price is subject to change
without notice.

Adaptive Reuse

Double click
thumbnails to enlarge

Adaptive reuse is a win-win for everyone. The
owner generally gets a property at a value (location, utilities, services) less than what it would cost to be in a
vacant lot in suburbia; the neighborhood is revitalized; local, state and
federal governments benefit from taxes generated from increased economic
activity.

Above, at the top of the
web page is a side elevation rendering.

THUMBNAILS, above: A photo of the existing
conditions is followed by a front elevation rendering and concept of a layout.

Overall, the concept is to
use the land in front of the building.

This concept features a patio with
a large overhead trellis;

Perhaps enclose heated/air conditioned
space in the future;

It is estimated that area is about 2,500 sq. ft. in size;

And would greatly
increase the square footage to a total of about 7,500 sq.
HOWEVER: in contemplation of razing the cold box area and loading
docks to create even more off-street parking.

The layout shows about 30+
parking spaces. Further refinement of the layout can accommodate how the
loading dock would articulate to the new parking lot.

NOTE: The architectural
renderings illustrate concepts that require further research, analysis and
change to comport to zoning and building codes.

Recognition and thanks to the Environmental
Protection Agency for the Brownfield grant; The City of Fredericksburg
Department of Economic Development and Tourism, One Environment Group (Richmond,
VA), and Herlong and Associates, architects (Fredericksburg, VA).

This site is presumed to have a
large water tap, since
water was used to make ice.

Location

Located in: City of
Fredericksburg Tourism Zone, Technology Zone, and Federal HUB Zone.

Neighborhood is dominated by: a) major
transportation arteries of Princess Anne Street, a gateway for the City (12,000
ADT, 2002) and Jefferson Davis Highway (29,000 ADT, 2007); the large open spaces
of the riverfront parks bordering the Rappahannock River; and a low
density urban settlement pattern transitioning to the historic downtown
district.

Disclosure: Please click HERE for a copy of
the Executive Summary of the Phase One report by Reddy Ice

An asbestos study was done, December, 2012; results were:
floor tiles in office have some asbestos (less than 3%); an area above one of
the doors in the cold box has a black material containing some asbestos; and one
brick wall in the cold box has a small amount of asbestos in the paint. A
written report is expected by the end of the year.

The 2009 plat of survey is HERE; note that the
survey did not include the lot on Caroline Street, which is included;

Price is: $375,000;

This offering is subject to change and/or withdrawal
without notice.

Building Area:
Per the tax assessment is about 5,247 sq. ft.

Land Area: Per the tax assessment is
about 0.65 acre; HOWEVER, the recent plat of survey, which did not
include the Caroline Street lot is 0.649 acres; add the land on Caroline
Street and the Total Acreage is about 0.77 acres.

Below, view to the north

Below, macro view

The Ice House backs up to the trail and the confluence of the
Heritage Trail and Canal Trail at Princess Anne St. is nearby

RAPPAHANNOCK RIVER HERITAGE TRAIL

Location:

Parking
available in lots in Old Mill Park, along Riverside Drive, and at trailhead off Fall Hill Avenue.

Features: The trail connects the two ends of the Canal Path
at Fall Hill Avenue and at Princess Anne Street to complete a 3.25 mile loop. Scenic
paved path along the Rappahannock River, passing by Old Mill Park and several
historic buildings.

Directions: Trail is available from several access points.
Trailheads located at Princess Anne Street and Ford Street intersection, and off Fall
Hill Avenue.

The ice
making equipment is now gone; details at end of this web page.

Above, interior of the structures differs from the old
building to the new ones. The old building housed the ice making operation.
That equipment is gone, except for two of the Frick
Compressors; soon to be gone as well.

A
basement in the rear of the
building could easily increase the lower floor area, if that elevation is
desired.

The cold box storage area
is a Freon system with compressors outside.

The main brick building has no insulation on
the walls or ceiling (except the cold box). Walls are exposed brick. Wood rafters support
a flat roof. The building can be easily adapted to office, retail, a
combination thereof and/or other uses.

Below, the loading bay with an area that is wood wall, which
might be taken out.

Below, the middle window assembly
was removed and a brick saw used to cut the brick evenly to the ground
level.

The ice trays were about 4.8 feet tall. Removing
that equipment results in an entry at ground level. That elevation might be
carried all the way back to the rear wall, by
removing the wood floors over the basement and removing a six inch
concrete wall between the basement and ice making area.

This equipment is being
removed to create a functional space with high ceiling; perhaps enough
ceiling height for a mezzanine level. Since it is a flat roof;
putting in sky lights will be of value if a mezzanine level is
installed.

Below, note the high ceiling

Above, the open front allows for the
removal of ice making equipment and will provide a ground level entrance
for the future.

The ice making machinery is GONE.

Above, one of the classic Frick rotary compressors
which was removed; one large and one small compressor remain.

Below, the property has several loading docks

Below, most of the floors in the cold box are concrete; except the
old section which has timbers, where the slid the ice blocks;

The commercial-highway (C-H) district is
established to provide locations on heavily traveled collector and arterial
highways for those commercial and service uses which are oriented to the
automobile and require good access but not dependence on adjoining uses or
pedestrian trade. The district shall generally be considered inappropriate
in those parts of the city where individual uses can be grouped in
preplanned concentrations and in newly developing areas, such as those in
areas that have been annexed to the city. Adequate transportation and site
planning of uses should have the goal of minimizing through-traffic
movements.

(24) Telecommunications towers, provided such towers
are located within 250 feet of a four-lane divided highway right-of-way or
within 1,000 feet of an interstate highway right-of-way, and do not exceed
199 feet in height.

(2) On a corner site, no curb cut shall be located
closer than 75 feet to the curbline extended from the intersecting street.

(3) No curb cut shall be located closer than 30
feet to a side or rear site line, unless a common curb cut serves adjacent
uses. In no instance shall the distance between separate curb cuts serving
adjacent uses be less than 60 feet.

(4) A freestanding use shall have no more than two
curb cuts on any single right-of-way, and such curb cuts shall have a
minimum distance of 60 feet between them.

(5) The outdoor area devoted to storage,
loading and display of goods shall be limited to that area so designated on
an approved site plan.

(6) Where a site is contiguous to property located in
an R district or a C-T district, all buildings shall have a minimum setback
of 50 feet from common property lines. A landscaped buffer strip of 30 feet
in width shall be provided, with landscape materials and placement subject
to final plan approval. Fencing may be required in such cases, with fence
material and heights subject to final plan approval.

(7) All outdoor storage areas shall be enclosed
by screening.

(8) Any establishment involved with the storage
of fuel for sale shall be permitted only if the fuel is stored underground.